Can You Build an RV Park on Commercial Land? A Complete Guide

This complete guide explains how to build an RV park on commercial land, covering zoning rules, permits, environmental compliance, and design essentials. Discover how to validate a site, plan effectively, and launch a profitable RV park development.

Building an RV park on commercial land can be highly profitable, but it comes with strict zoning, regulatory, and design obligations. Whether you’re an investor looking to start an RV park or an experienced RV park owner expanding to a new region, commercial land offers strategic advantages like visibility, infrastructure, and access to services. However, success depends on proper planning and full compliance with local codes.

Before launching any development, RV park operators must understand the land-use requirements that apply in the local jurisdiction. These include zoning classifications, environmental regulations, and infrastructure standards. A strong initial plan helps you validate the site, estimate feasibility, and secure permits faster avoiding costly redesigns or legal issues.

For anyone serious about catering to RV travelers, understanding what your RV park requires in terms of zoning, design, and environmental compliance is essential. This guide breaks down everything you need to know to get started.

Understanding Commercial Land Use for RV Parks

To develop an RV park on commercial land, it’s essential to know how your municipality defines commercial land use. In most zoning codes, commercial land is intended for businesses like retail, lodging, hospitality, and services, but the inclusion of RV sites depends entirely on local interpretations and allowed land uses.

In some cities or counties, RV parks must be listed as a permitted or conditional use within commercial zones. Others may classify them as recreational or temporary residential uses, which limits their placement even on commercial parcels. Confirming whether overnight accommodations are allowed on your chosen site is one of the first steps.

Park owners should also consider whether recreational vehicle parks fall under special hospitality designations or campground classifications. Knowing this helps you determine the correct zoning path and prepare the appropriate documentation.

Understanding the distinction between commercial, residential, and recreational zoning helps ensure your site is correctly classified:

Commercial zoning supports businesses and services, and sometimes allows RV parks under specific conditions.
Residential zoning is usually restricted to permanent dwellings, making it a poor fit for an RV park.
Recreational zoning is more flexible and often permits campgrounds or RV parks, but may include stricter environmental and spacing rules

In all cases, you’ll need to consider environmental impact. Even when zoned correctly, your RV park must comply with local requirements for stormwater runoff, dust control, and noise mitigation, especially when near residential areas.

Zoning and Land Use Requirements for RV Parks on Commercial Property

Before you start an RV park, it’s critical to confirm the applicable zoning and land use regulations tied to the commercial property. These rules define what types of development are allowed, how intensively the land can be used, and what conditions apply to operations.

For a planner-level overview, review how jurisdictions commonly classify storage and recreational vehicles in zoning codes to understand where your project fits and what approvals may be required.

Differences Between Commercial, Residential, and Recreational Zoning

Commercial zoning supports business activity like stores, hotels, and entertainment. Residential zoning is for housing and typically excludes overnight vehicle parks. Recreational zoning focuses on leisure uses such as campgrounds and RV parks, sometimes with specific density and spacing rules.

Commercial zoning is generally intended for business activity, including hotels, retail centers, and entertainment venues. Some local codes include RV parks within this category, especially if your business provides short-term stays, full hookups, and on-site amenities for RV travelers.
Residential zoning is meant for long-term housing and typically excludes RV parks, especially those that allow transient use or vehicle storage. If your parcel falls within a residential zone, it’s unlikely to qualify without a zoning change or significant exceptions.
Recreational zoning focuses on leisure activities such as campgrounds, marinas, and RV parks. These zones are often well-suited to RV park development but come with specific requirements related to site density, green space, and access.

Aspect	Commercial Zoning	Residential Zoning	Recreational Zoning
Primary Use	Business activity such as retail, lodging, and entertainment	Long-term housing, including single-family and multifamily residences	Leisure-focused development like campgrounds, RV parks, and marinas
RV Park Compatibility	Sometimes permitted, especially for short-term stays with amenities and hookups	Rarely permitted; typically excludes transient RV use or vehicle storage	Commonly allowed, often specifically designated for campgrounds and RV use
Typical Restrictions	May require conditional use permit or public hearing depending on the jurisdiction	Often requires a zoning change or special exception to allow RV park development	Subject to site density limits, green space requirements, and access standards
Examples of Allowed Facilities	Hotels, motels, RV resorts with office and guest services	Single-family homes, townhomes, apartments	RV parks, campgrounds, outdoor recreation facilities
Planning Implications	Flexible if RV park is designed for tourism or temporary accommodation	Challenging path; often unsuitable without major variances or zoning amendment	Most straightforward option for RV parks but may involve more environmental and layout-specific regulations

RV park operators must know which zone the parcel is in, and whether a zoning amendment or permit is required. Each classification carries unique obligations and limitations.

Conditional Use Permits and Variances

When a proposed RV park requires use that is not automatically allowed within a commercial zone, local planning departments may offer a path through conditional use permits or variances.

A Conditional Use Permit allows landowners to operate in ways that aren’t typically permitted in that zone, provided the applicant meets community safeguards. This often includes site screening, limited hours, and traffic flow mitigation to protect the surrounding area. See a practical example of submittal requirements and checklists in King County’s Conditional Use Permit Information & Checklist.
A Variance provides relief from specific dimensional or site layout requirements, such as minimum setbacks, height restrictions, or driveway configurations, when applying those rules strictly would cause unnecessary hardship.

Both processes involve formal applications, plan submissions, review fees, and often public hearings. To improve approval chances, RV park owners should demonstrate that the project won’t negatively affect the surrounding community, and will include adequate security measures, utility access, and environmental protections.

Local Regulations That Impact RV Park Development

Local regulations define the zoning required for RV park development and also include building codes, health regulations, and site design standards. Coordinating early with planning and public works teams helps streamline approvals and avoid delays.

State-Level RV Park Development Guidelines

In addition to local ordinances, many U.S. states have codified standards for RV park development.

These are often issued by state health departments, environmental agencies, or departments of housing and community development. RV park operators should study these guidelines in detail.

State-level standards often include:

Minimum spacing between RV sites (e.g., 15–25 feet).
Access road widths (often 18–24 feet minimum for two-way traffic).
Potable water hookups with backflow prevention.
Sanitation requirements, such as sewer hookups or dump stations.
Emergency access routes and fire hydrant placement.
Emergency response plans with visible site maps and labeled RV pads.

Many local governments reference these state standards when reviewing permit applications. Meeting or exceeding them can simplify the local approval process and reduce review rounds.

In Texas, the Department of State Health Services requires wastewater systems for RV parks to be either tied into municipal sewer or designed as on-site septic systems with approved permits.

County and City Ordinances

At the county or city level, additional layers of regulation apply. These rules may address aesthetic standards, hours of operation, and acceptable levels of activity on commercial land.

Some counties have overlay districts or floodplain management rules that RV parks must respect.

Key local ordinances may govern:

Operating hours for check-in and quiet time enforcement.
Lighting restrictions to avoid disturbing neighboring properties.
Fencing or hedging to screen RV sites from public roads.
Landscaping ratios (e.g., 20% of site area must remain green).
Driveway spacing for safe vehicle entry/exit.

Local traffic engineers may assess access to main roads, signal needs, and whether a traffic impact study is required. RV parks must prove they won’t create bottlenecks or safety issues, especially near residential zones.

Early outreach to planning staff improves your ability to preempt objections and revise designs proactively.

Environmental and Utility Considerations

RV park projects must also comply with environmental standards at the federal, state, and local levels. These requirements help reduce the environmental impact of development, especially when dealing with large, paved surfaces, impervious roads, and high utility usage from RVs.

Your project may need:

Stormwater management plans with retention ponds or bioswales.
Soil erosion control during grading and construction.
Wildlife or habitat impact assessments for protected areas.
Hazardous material protocols for propane, fuel, or cleaning agents.

Utility planning is equally critical. RV travelers expect seamless power, water, and sewer access. You must verify:

Water supply capacity and pressure.
Sewer connection or septic system permitting.
Electrical load requirements for 30/50-amp service at each site.
Adequate wastewater disposal for showers, laundry, and kitchen uses.

Coordinate early with utility providers to secure service upgrades, confirm meter placement, and meet code on backflow prevention and fire line installation.

Infrastructure Requirements for RV Parks on Commercial Land

Infrastructure is the backbone of a reliable guest experience. Focus on road access, parking geometry, and safe internal circulation. Site design should accommodate large rigs without tight turns or blind conflicts.

Road Access, Parking, and Driveway Requirements

Navigating an RV park should feel effortless, even for Class A motorhomes or truck/trailer combinations. That means:

Entry roads should be wide enough to support two-way traffic, typically 22–24 feet for two-way lanes but larger rigs often require wider aisles.
Internal circulation should allow easy pull-throughs, turnarounds, and minimal backtracking.
Driveways must have wide turning radii and clear sight lines to reduce accidents.
Entry gates should offer enough stacking distance for at least 2–3 rigs waiting to enter.

Design each RV site to be level and long enough to accommodate the target audience. For example:

Standard pads: 20×40 ft for back-in.
Premium pads: 20×60 ft for pull-throughs.
ADA-compliant pads: near facilities with paved surfaces and handrails.

Include visitor parking near office or recreational areas and dedicated lanes for trash pickup or emergency vehicle access.

Utilities, Drainage, and Waste Management

Functional utilities are central to positive guest reviews and repeat business. Design with the full guest experience in mind:

Water hookups with adequate pressure and frost protection.
Electrical pedestals for 30- and 50-amp service at each pad.
Sewer lines positioned to avoid backflow and odor issues.
Wi-Fi service with mesh routers or satellite where fiber isn’t available.

Drainage design should prevent water pooling under rigs and eliminate erosion around pads. Use:

Sloped gravel or permeable concrete.
Drainage swales or underground piping.
Detention basins to slow runoff before entering municipal systems.

For waste management, install:

Bear- and wind-resistant trash enclosures.
Optional recycling bins if required by local rules.
Grease or chemical disposal areas for food vendors or maintenance teams.

Pro tip for park owners: Include all utilities in the same trench during construction to cut labor costs and reduce long-term disruptions.

Costs of Developing an RV Park on Commercial Property

Understanding the development costs of an RV park is essential before committing capital. From land acquisition to final buildout, RV park owners must budget for a range of expenses, both upfront and ongoing. These include land, construction, utility access, site amenities, and operational overhead.

A solid business plan with accurate cost forecasting and funding milestones will help you manage risk and secure financing. This comprehensive guide covers the most important cost categories and helps ensure that your investment is viable at every stage of development.

Key cost categories to budget for are outlined below.

Land acquisition: Based on size, zoning, and location.
Lot preparation: Grading, drainage, clearing, and environmental impact assessments.
Infrastructure: Roads, pads, power, water, sewer, and broadband.
Amenities: Restrooms, showers, laundry, clubhouses, and recreation areas.
Professional fees: Detailed site plans, engineering, legal, and permit fees.
Soft costs: Insurance, marketing, loan interest, and carrying costs.
Ongoing operations: Payroll, utilities, maintenance, and supplies.

Building out a park that appeals to modern RV owners; with spacious pads, reliable hookups, and digital conveniences requires a layered investment. Without accurate forecasting, park operators risk overextending their budget or underdelivering on guest expectations.

Estimated Costs for RV Park Development

Here’s a general cost breakdown to help you frame your detailed site plans and financial model:

Cost Item	Estimated Range (Per Site or Park-Wide)
Land Acquisition	$10,000 – $100,000+ per acre (location dependent)
Lot Preparation & Grading	$2,000 – $5,000 per site
Roads, Pads & Utilities	$12,000 – $25,000 per site
Bathrooms, Laundry, Clubhouse	$100,000 – $500,000 total (varies by build quality)
Permit & Professional Fees	$25,000 – $100,000+
Environmental Assessments	$5,000 – $30,000+ depending on site complexity
Marketing & Launch	$10,000 – $50,000 (ads, branding, signage)
First-Year Operations Budget	$50,000 – $150,000+

Note: These figures vary significantly by state, market demand, and lot sizes. Coastal and high-tourism areas command higher infrastructure and land costs.

RV park development is capital-intensive upfront but offers strong long-term cash flow potential. Careful planning across all phases gives you a clearer view of breakeven timelines.

Revenue Potential of RV Parks on Commercial Land

RV parks built on commercial land can be highly profitable when developed in the right location and managed effectively. Facilities near travel corridors, national parks, lakes, or expanding suburban areas often see strong and consistent demand.

With over 11.2 million RV-owning households, many regions remain underserved, creating clear opportunities for revenue growth.

Well-located parks with clean infrastructure and consistent service can achieve high occupancy rates year-round, especially when offering amenities that appeal to families, remote workers, and snowbirds.

Operators should focus on site mix (back-in vs pull-through), pad sizes, and hook-up levels to support both weekenders and long-term guests.

The revenue potential depends on:

Location: Near highways, lakes, parks, or popular travel corridors.
Seasonality: Climate and regional demand spikes.
Amenities: Wi-Fi, full hookups, pet-friendly, rec areas, etc.
Guest Experience: Cleanliness, ease of access, reservation tools.
Pricing Strategy: Competitive daily, weekly, and monthly rates.

Use occupancy data and guest behavior to adjust site pricing and availability across seasons. This improves cash flow consistency and makes long-term financial planning more accurate.

Revenue Streams for RV Parks

Your core income will come from nightly or monthly RV site rentals, but successful RV park operators diversify their revenue through add-on services. Choose options based on local demand, guest demographics, and environmental impact feasibility.

Common RV park revenue streams include:

Revenue Source	Details
Site Rentals	Daily, weekly, or monthly fees ($30–$100+/night depending on amenities)
Laundry & Showers	Coin or card-based systems
High-Speed Wi-Fi Access	Free basic internet with premium upgrade options
Recreation Passes	Mini-golf, pool, nature trails, guided hikes
Propane & Firewood Sales	On-site resale or vending
Convenience Retail	Snacks, travel goods, RV essentials
Storage Add-ons	Boat, trailer, or vehicle storage on unused land
Event or Club Hosting	Rental of space for meetups, rallies, or RV club gatherings
Equipment Rentals	Kayaks, bikes, golf carts

Start small with the most requested services and scale based on guest feedback. Track usage rates and profit margins for each service added.

By creating multiple touchpoints for value, RV parks can increase revenue per guest without significantly raising site prices, improving both affordability for RV travelers and ROI for the RV park owner.

Challenges and Limitations of Using Commercial Land for RV Parks

Commercial land offers strategic advantages like visibility, access to services, and proximity to travel corridors. It also comes with several challenges that RV park owners must address before development.

Zoning and Regulatory Hurdles

Commercially zoned parcels do not automatically allow RV parks. Many jurisdictions restrict overnight stays or classify RV parks under recreational use, requiring a conditional use permit or rezoning. Navigating these requirements can involve months of planning, applications, and public hearings.

Some parcels may fall under overlays such as scenic corridor zones, floodplain restrictions, or noise ordinances, all of which increase complexity.

Environmental Constraints and Reviews

Environmental reviews can uncover significant issues, including:

Proximity to wetlands or floodplains.
Presence of endangered species habitats.
Soil contamination from past uses (especially on former industrial land).
Negative environmental impact on neighboring land or water systems.

Mitigating these concerns requires formal environmental impact assessments, which add time and cost. In some cases, land may be unsuitable altogether without extensive remediation.

Site Geometry and Development Challenges

Not all commercial parcels are created equal. Irregular shapes, steep topography, or poor access roads can limit the number of usable RV sites or make infrastructure layout inefficient. Smaller parcels may also fail to meet minimum spacing or lot size requirements for standard RV park layouts.

Expect higher grading, drainage, and retaining wall costs when working with uneven terrain. Be realistic in early feasibility studies, and incorporate contingency budgets for unforeseen engineering needs.

Best Practices for Getting Approval to Build an RV Park on Commercial Land

With so many moving parts, successful park development starts with strong preparation. These best practices help RV park operators move from concept to permit approval faster and with fewer setbacks.

Step 1. Start with a Pre-Application Meeting

Engage your local planning and zoning department early. Share your concept, get feedback on zoning alignment, and clarify the review process. Identify whether variances or conditional use permits are likely required. These meetings are often free and set the tone for a smoother relationship.

Step 2. Assemble a Qualified Project Team

Hire professionals with land-use, civil engineering, environmental, and traffic experience. A solid business plan supported by detailed site plans and studies increases credibility with both staff and public stakeholders.

Key team members may include:

Land use consultant or planner.
Civil engineer (site grading, drainage, and utility layout).
Environmental consultant.
Traffic engineer (if near busy roads or intersections).
Attorney (for zoning hearings or permit appeals).

Step 3. Prepare a Complete Submittal

Create a development packet that includes:

Site layout with setbacks, road widths, pad placements, and common areas.
Utility plans for water, wastewater, power, and internet.
Drainage and erosion control systems.
Landscaping and screening to buffer surrounding areas.
Lighting and signage placement.
Parking and driveway access design for large vehicles.

Make sure the plan addresses specific requirements in local code, including fire access, ADA compliance, and environmental buffers.

Step 4. Address Community Concerns Early

Public hearings are often required for zoning changes or special permits. Anticipate concerns about noise, lighting, traffic, or visual appearance. Come prepared with renderings, traffic studies, and mitigation strategies. Engage nearby property owners ahead of formal meetings to build goodwill.

Step 5. Respond Promptly and Professionally

Once submitted, permit reviews often involve multiple rounds of comments. Respond quickly, provide updated documents, and maintain a cooperative tone. Your responsiveness can influence decision timelines and outcomes.

Final Thoughts: Can You Build an RV Park on Commercial Land Successfully?

Yes, you can build a successful RV park on commercial land when you combine proper planning with deep regulatory awareness. The key is selecting the right site, understanding zoning and environmental regulations, and investing in durable infrastructure that supports both RV travelers and long-term operations.

At RecNation, we understand what it takes to develop vehicle-focused properties that perform, from RV storage lots to RV-friendly layouts. Our experience shows that the most effective RV parks start with strong site selection, clear traffic flow, full-service hookups, and safe, well-lit access.

By aligning your park design with local zoning rules and RV owner expectations, you reduce friction during permitting and set your business up for sustainable revenue.

FAQ

How do I navigate the zoning and land use regulations for my RV park?

Start by confirming zoning classifications with local planners. Understand commercial vs. recreational land use and follow the correct path for approvals and permits.

What are the costs associated with developing an RV park on commercial property?

Costs include land, utilities, roads, pads, permits, and soft expenses like engineering. A detailed budget helps manage cash flow and sets realistic financial expectations.

Can I get a conditional use permit for my RV park if it’s not zoned for recreational use?

Yes, if your plan meets local requirements. You’ll need to show compatibility, manage impacts, and go through public hearings for approval.

How do I ensure that my RV park complies with environmental regulations?

Conduct environmental assessments early. Include erosion control, drainage, and habitat protection to avoid delays and meet local and state standards.

What are the benefits of building an RV park on commercial land?

Commercial zones offer visibility, strong access, and customer traffic. Parks in these areas often attract RV travelers due to nearby highways and services.